Kitchen remodeling
Bathroom remodeling
Home additions & ADU
Roofing
Windows & doors
Driveway & pavers
FenceFree written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
Fast, Reliable General Contractor Across Mission District
If you’re planning a remodel in Mission District, you already know the homes here aren’t drywall-and-truss boxes. They’re 1880s to 1930s Victorians and Edwardians with real bones, real character, and real surprises behind the lath and plaster. We’re Framework Contractors, and we manage the whole job so you don’t have to piece together five separate crews. From kitchens and baths to full home additions and ADUs, one contract covers every trade, every permit, every inspection. Call (844) 681-3590 to talk with us about what you’re planning.
Why Framework Contractors Is Mission District’s Preferred General Contractor Company
Mission District homeowners keep calling us back because we don’t flinch when a wall opens up and the original 1909 wiring stares back. We’ve worked the blocks off Valencia, Mission, and 24th Street long enough to know what’s behind the bow fronts and bay windows. That local familiarity means our estimates anticipate what other contractors bill as surprises. Noel Carbajal, who leads our team, has built a reputation for walking Mission District clients through structural decisions without pushing unnecessary work. Customers tell us the thing they appreciate most is the written change order process: nothing gets touched until they see a number and sign off. We’re not the cheapest bid, and we’re not trying to be. We’re the contractor who tells you the truth about what your 1912 Edwardian needs before the first swing of the hammer.
Styles & brands we work with
Licensed General Contractor in Mission District
A Licensed General Contractor in Mission District handles the structural, electrical, plumbing, and finish work under a single accountable contract. In this neighborhood specifically, that license carries extra weight: San Francisco’s Department of Building Inspection (DBI) and Planning Department enforce codes that out-of-town crews often don’t know exist. When your ground-floor garage sits beneath three stories of 1905 framing, the Mandatory Soft Story Retrofit Ordinance can become part of your kitchen remodel the moment a permit is pulled. A licensed general contractor working Mission District jobs regularly navigates that overlap, including the DBI plan review queue and the specific shear wall and anchor bolting requirements inspectors look for here.
What a Mission District General Contractor Actually Does
We run the full scope: drawings, structural engineering when needed, material procurement, scheduling, inspections, and final sign-off. For a Mission District kitchen remodel, that means coordinating the cabinet installer, the Cambria countertop fabricator, the electrician rewiring the knob-and-tube runs, and the DBI inspector who has to sign the wall closure card. You get one point of contact and one written schedule. If a trade falls behind, we manage it.
When Mission District Homeowners Need a Licensed GC
Any project that touches framing, electrical, plumbing, or exterior waterproofing needs a licensed general contractor. In Mission District, that’s nearly everything: kitchens, baths, additions, ADU build-outs, soft-story retrofits, and garage conversions. If your job requires a DBI permit, a licensed GC is who pulls it, schedules the inspections, and stands behind the work.
Residential General Contractor in Mission District
A Residential General Contractor in Mission District works on the homes people live in daily, not commercial buildings. That distinction matters here because Mission District’s housing stock is overwhelmingly stick-built wood frame, much of it balloon-framed with original foundations. Residential work on these homes means protecting finished spaces during demo, controlling dust around lead-painted millwork from 1910, and sequencing work so a family can still live in the house. Our crews routinely run poly barriers, negative-air fans, and daily cleanups on Mission District jobs because we’re working around your furniture and your life, not an empty warehouse.
Full-Scope Home Remodeling
Kitchens and baths get the most attention, but our residential work spans whole-home remodels, room additions, basement finishes, and deck construction. A typical Mission District kitchen remodel runs $14,000 to $45,000 depending on how far you go: cabinet grade, countertop material, and whether walls move. We help you set realistic allowances before we start, so selections from KraftMaid cabinetry or Silestone counters don’t surprise you at the end.
ADU and Garage Conversion Work
Mission District’s ground-floor garages are prime ADU candidates, and our prefab partnerships with Dvele, Mighty Buildings, and Boxabl give homeowners an option most local remodelers don’t offer. A garage conversion in this part of San Francisco typically runs $30,000 to $80,000, while a new ADU starts near $90,000. If your row-house garage needs seismic work first, we fold that into the same contract.
Trusted Brands We Service in Mission District
We work with the brands Mission District homeowners already know and ask for by name. That includes Dvele and Plant Prefab for ADU construction, plus KraftMaid and Wellborn cabinetry, Cambria and Caesarstone countertops, and Kohler, Grohe, and Toto fixtures for kitchens and baths. Because we’re not locked into one manufacturer’s catalog, your selections drive the job, not our inventory. On the exterior side, we install GAF and Owens Corning roofing, James Hardie siding, and PGT windows and doors. For Mission District’s older homes, that brand depth means we can match modern materials to vintage proportions without compromising the look of the block.
See the difference
Before
After
Before
After
Before
AfterCommon General Contractor Problems We See in Mission District Homes
- Knob-and-tube wiring hidden behind newer drywall. The 1980s remodel wrapped Romex around original 1900s circuits, leaving live knob-and-tube spliced in walls. Opening a kitchen wall often means a full rewire is now code-required before insulation and drywall can close.
- Soft-story garage retrofits triggered by any permit. Because the Mission’s ground-floor garages sit under wood-frame upper stories, DBI plan review can trigger the Mandatory Soft Story Retrofit Ordinance even on a simple kitchen remodel. Neighbors on the same block are often in the same DBI queue for near-identical shear wall work.
- Dry rot at bay window bases and garage headers. Marine fog and damp winters keep wood wet for months, and the first places to rot are the window bases where fog condenses and the garage-door headers that stay damp from street splash. We inspect these before quoting, not after.
- Foundation settlement in the Mission’s sandy, filled ground. Much of the District sits on filled bay-margin soil, and the original brick or unreinforced concrete footings from the 1890s don’t always hold. Cracks at wall junctions and sloping floors are common, and some projects need localized underpinning before framing starts.
Pricing for General Contractor in Mission District, CA
Here are the line-item ranges we’re quoting on Mission District jobs right now:
| Project | Typical Mission District Range |
|---|---|
| Kitchen Remodel | $14,000 – $45,000 |
| Bathroom Remodel | $9,000 – $28,000 |
| Home Addition | $45,000 – $130,000 |
What moves these numbers in Mission District specifically: whether a soft-story retrofit gets triggered, whether knob-and-tube wiring is still active, and how far the dry rot has spread at the bay windows and garage headers. We write allowances into the contract for the things we can’t see until walls are open, and when an actual change order comes, you approve the number in writing before we spend a dollar. Estimates in Mission District are free, and they come with a scope you can hold us to.
We Also Serve Cities Near Mission District
Framework Contractors works throughout San Francisco and the surrounding neighborhoods: Noe Valley, Visitacion Valley, and Chinatown, plus the wider General Contractor service area we cover across the Bay. If you’re a few blocks outside Mission District proper, call anyway. We know these blocks, these building types, and these permit queues.
Serving Mission District, CA — Our Local Coverage Area
We’re based in the Mission District area and know this community well. Use the map below to see our service coverage — if you’re nearby, we can almost certainly help.
FAQs About General Contractor in Mission District
Opening walls in a Mission District Victorian usually reveals one of three things: knob-and-tube wiring spliced into newer Romex, dry rot at bay window bases where fog moisture collected for decades, or undersized framing that no longer meets current San Francisco code. We plan for all three with an inspection-first scope, and our written allowances mean you see the cost impact before work stops. Call (844) 681-3590 to schedule an inspection walk-through of your home.
Yes, it can. If your ground-floor garage meets the city’s soft-story criteria, DBI plan review can trigger the Mandatory Soft Story Retrofit Ordinance even when your original scope was just a kitchen. Because the Mission’s pre-1940s Victorians and Edwardians sit row after row with original ground-floor garages, this is the single most common surprise remodel we handle. We price the retrofit into the allowance structure from day one, so it’s never a surprise bill. Call (844) 681-3590 and we’ll tell you upfront whether your address is likely to trigger it.
We stop work, write the exact scope and price on a change order form, and wait for your written approval. Nothing gets purchased, no walls get opened further, no new work starts until you sign. On a row of bow-front Edwardians off Valencia Street, our crew opened the kitchen wall of a 1908 home and found knob-and-tube wiring spliced into a 1980s remodel, plus a soft-story garage below with a sagging header. We stopped, wrote a change order for a new shear wall and full rewire, and had the DBI inspector sign off before drywall went up. The homeowner approved the change order in writing, and the punch list cleared in one walk-through. That’s how every Mission District job runs. For a free estimate with scope details in advance, call (844) 681-3590.
We install KraftMaid and Wellborn cabinetry, Cambria and Caesarstone countertops, and Kohler, Grohe, Toto, Moen, and Delta plumbing fixtures. Your selections are written into the contract as named allowances, so there’s no confusion later about which spec you approved. If you’re not sure which brands fit your Mission District home’s character and your budget, we’ll walk you through samples and pricing before you commit. Call (844) 681-3590 to set up a selection consult.
The inspection sign-off is the only proof that the work behind your walls meets San Francisco’s current code. In Mission District, where original knob-and-tube wiring, old plumbing, and soft-story framing are common, closing a wall without DBI approval means you may have to open it again when you sell, refinance, or pull a future permit. We schedule every required inspection, bring the plans and the workmanship up to the inspector’s standard, and only close the wall when the card is signed. Call (844) 681-3590 to talk through what inspections your project will need.
Planning a kitchen, bath, addition, or ADU in Mission District? We’ll walk your home with you, identify what opening those walls will actually turn up, and price it honestly before you sign anything. Call (844) 681-3590 for your free estimate.
Written by Noel Carbajal, Owner at Framework Contractors, serving Mission District since 2009.